1. Multi-Functional Space
Many homes include guest rooms that are only used for a few weeks each year. When designing your home, consider what spaces are essential to your day-to-day lifestyle as opposed to spaces that will only be used occasionally.
If it’s important to you to have space available for when family or guests visit, then consider including areas that can serve more than one purpose. For example, a media room or office that can be easily converted into a guest room by adding a pull-down bed. Or incorporating an extra wide built in window seat in a lounge area that can be used as a child’s bed.
A Jack and Jill bathroom that is utilised both as an ensuite (accessed from a bedroom) as well as a guest WC (accessed from a hallway) is both practical and space saving.
Integrating or combining uses for other spaces can also reduce the overall size of the home such as locating the laundry within the garage or integrating the laundry within the scullery or a cupboard.
2. Geotechnical - Update
Coastal sites will require a Geotech Investigation Report from an approved council engineer outlining the condition and stability of the ground and to review the building area for construction. Coastal foundations need particular attention. The report will include recommendations for the type of foundation to address any liquefaction potential and recommendations for structural engineer’s design.
The City / District Plan will set out what is deemed permittable activity along with any restrictions around boundary setbacks, height, location and site coverage of proposed buildings. If the proposed design does not meet all the criteria, then resource consent will be required.
3. Site Survey / Title Search
If not already undertaken, a site survey will be required. This will set out the boundaries and contours of the site along with the location of any onsite services and connections to council services. A title search will identify any covenants and / or easements through the property that could potentially impact the design of a new building on the site.
4. Height Restrictions And Daylighting
Based on your design brief, building two or even three levels may be necessary to achieve the home you are wanting. The City / District Plan will set out what is deemed permittable activity along with any restrictions around boundary setbacks, building height, building line restrictions (BLRs), location and site coverage of proposed buildings. Depending on zoning, there will be rules regarding the permitted building height in relation to the boundary. A daylighting survey may be required at point of construction to check the proposed building height in relation to boundary rules and the effects of any infringement on the neighbouring properties.
If the proposed design does not meet all the criteria, then resource consent will be required.
5. Foundations / Earthworks / Retaining - Update
Ground conditions will generally determine the type of foundations suitable for the site. All foundations are required to be Specific Engineer Designed. Sandy soils may require ground improvements including earthworks to excavate, remove and replace base material with imported fill and recompacted to form a suitable building foundation. Depending on the contours of the site, positioning the home to achieve the ideal finished floor level may require substantial earthworks and / or retaining to provide a level building platform. If raising the site to take in views is part of your brief you need to factor this into your overall budget. Additional site investigation, earthworks monitoring, and approval will be required from an approved Geotech Engineer prior to foundation work commencing.
6. Built-in furniture
Reducing the size, scale and amount of furniture within your home will immediately shrink the amount of space you need to live comfortably.
Window seats and study nooks do not require much space and create distinct zones for various activities. Banquette or dining seating that is integrated into the kitchen design can remove the need for bulky dining furniture. Consider scaling back on bedroom furniture and adding a walk-in wardrobe with built in shelving and drawers instead.
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7. Storage Solutions
Whilst furniture can be scaled back, a lifetime of mementos and photos needs to be stored somewhere when not on display. Concealing storage within furniture is practical, such as adding drawers under window seats and bed bases to maintain a clean, uncluttered look.
Whilst a big kitchen isn’t always necessary, a well-designed walk-in pantry should include a mix of display space, storage and functional bench area.
Utilising otherwise unused areas like attic / ceiling space and tops of wardrobes for overhead cupboards should be part of your design thinking.
8. Adding The Illusion Of Space
A few design tricks can create the illusion of space without adding to the overall size of the home. Factor in higher and / or raking ceilings, particularly in open living areas. Maximise window sizes and add opening skylights for light and ventilation.
Over height interior doors add to the sense of space as will vertical wall linings such as timber, or paint or wallpaper with a vertical pattern or stripe.
Consider wider hallways and doorways which will feel more spacious and are also practical for manoeuvring pushchairs, walkers and wheelchairs.
Full height slider openings to upstairs rooms with fixed balustrades gives the illusion of being connected to the outdoors without the expense of adding decks.
9. Accommodating Guests
Space for family and friends to use for maybe a few weeks a year can be used to generate a secondary income stream as a paid guest / boarder or Airbnb space.
Consider factoring into the design of your guest space, a separate entrance, access to its own bathroom and the ability to close off the guest space from the main part of the home. Adding a kitchenette or tea/coffee making facilities may also be possible pending council approval (noting additional consenting costs may apply).
10. Acoustics And Privacy
A small site generally means neighbours in close proximity. The layout of your home should ensure that outdoor living areas are offset from neighbours and bedroom windows in particular do not face directly into neighbouring properties.
Good acoustics and sound proofing are also important to mitigating potential noise transfer from neighbours. Consider upgrading wall linings and insulation levels and positioning window openings to ensure privacy.
11. Energy Solutions - Update
With the cost of generating and supplying electricity continuing to rise, more people are turning to solar power solutions for self-sufficiency and to help manage energy costs. Solar systems are a significant investment and in most cases battery storage is necessary to gain the most benefit. A well-designed system will take into account the number of people living in the property and the likely energy requirements for lighting, hot water, heating/cooling, appliances and EV charging. If you are installing a pool, then heating the pool to extend the swimming season is another consideration. While solar systems can be retrofitted, installing as part of the build project is cheaper and more efficient.
12. Insulation and Heating
Modern insulation along with thermally broken window joinery and glass often means that for much of the year, smaller homes do not require additional heating or cooling. Make sure your design takes advantage of north facing winter sun for passive solar gain, with wide eaves to provide shade in summer when the sun is at its highest and most intense. Factoring in an energy-efficient heating and cooling system will ensure your home is warm in winter and cool in summer, without skyrocketing energy bills.
13. Outdoor living
If indoor space is limited, then spending more time outdoors is likely to be on the cards. Try to factor one or two sheltered areas into your design with roof cover over at least one of them. Include multiple connections to outdoor living spaces, such as large sliding doors and bi-fold windows, which open up to patios, balconies, and courtyards.
Consider privacy and security both at night and during the day and try to offset outdoor areas from of neighbouring properties to maintain privacy. Shutters, sliding screens, retractable blinds and louvres can also provide privacy and extend the use of outdoor spaces all year round.
14. Home Automation
Home automation will not only make your life easier but also streamline your space. Think invisible speakers hidden within the walls, integrated cameras and alarm system, automated blinds concealed within the window frame … and so on. Sound, security, lighting, heating and cooling, all controlled from your smartphone.
15. Landscaping
Landscaping to suit a small site requires particular skill and expertise. Plant selection is important to avoid growth getting out of hand and overwhelming the space within a few seasons.
Think about planting for privacy from neighbours as well as shade and shelter.
Consider ditching the mower and going lawn free. Good quality artificial grass is pet friendly, requires little maintenance and looks good all year round.
There are numerous considerations with planning a space optimising build. If you would like help mapping out next steps, enquire about our Architecture + Build Service and FREE site assessment. We will talk you through any obstacles or hazards, consents and costs, and recommend the most efficient way to build a coastal home that will last.
How does our unique experience save you money?
We want you to benefit from our knowledge and experience from the outset.
Thorne Group’s wraparound service brings architects, designers and construction together from day one, so modifications happen while the design is easy to adjust, not once it is too late.
This expertise is backed by nearly 20 years of continuous improvement across urban, coastal and rural projects.
“That is the good thing about in-house experience; collectively there is 80+ years of knowledge just in-house, so we know what works and what does not.” — Aaron Thorne
"My advice is get them involved early, Gavin and Aaron know how to work with your architect to fine tune those very important details saving you money and avoiding costs and changes later".
Rebecca Hick
Essential guide to constructing space optimising homes in the
Bay of Plenty
Here's What You Need To Know
Considering building a space optimising home in the Bay of Plenty, either on a compact site or subdividing your existing site? Refer to this checklist for some of the unique challenges to keep in mind.
Or let us do the leg work for you with our Architecture + Build Service.
We will research and assess the site for you, point out any obstacles and potential cost implications and recommend the most efficient pathway to consent and construction.
And best of all … the service is FREE.
We can help with pre-purchase due diligence (no obligation) even if you are only contemplating a build project.
Email us or call for a chat and to arrange a FREE site assessment: (07) 575 5555
